92-8564 Koa Ln · Hawaiian Ocean View, HI 96737

$310,000

3 bd · 2.0 ba · 2,036 sqft · SingleFamily · 309 Days on market

Built 2005 1.00 ac lot $152/sqft · 20% below area Est $386k · 20% under

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

Key facts

• Front and back decks
• Large roomy shower
• 10

Tags

• FRONT AND BACK DECKS
• LARGE OPEN CATHEDRAL CEILINGS
• NATURAL LIGHTED WINDOWS
• LARGE ROOMY SHOWER
• 10
• 000 GALLON WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (5.9% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.2% in Hawaiian Ocean View — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, schools D.
• Hawaii Department Of Education (suburban): math 32% / reading 50% proficiency, ranked #1 of 1 in HI (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 247 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $75k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $385,534
• List price: $310,000
• Delta: -19.59%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.55×
• Total profit: $47,697
• Equity at exit: $139,389

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $155,457
• Equity at exit: $214,816

Cash invested: $86,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 37 Tenant-Leaning
• State Hawaii: 37 Tenant-Leaning · D+13
• County: — inherits STATE
• City: — inherits STATE

Honolulu has source-of-income protections; warranty of habitability strong.

Methodology + full state rankings →

ZIP-level market 96737

• Active inventory: 247
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $162

Break-even live

Break-even rent $2,712

Max offer price $310,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-18
   days on market $310,000 Active 309 DOM
2. 2026-06-17
   days on market $310,000 Active 308 DOM
3. 2026-06-15
   days on market $310,000 Active 306 DOM
4. 2026-06-13
   days on market $310,000 Active 304 DOM
5. 2026-06-13
   days on market $310,000 Active 303 DOM
6. 2026-06-10
   days on market $310,000 Active 301 DOM
7. 2026-06-09
   days on market $310,000 Active 300 DOM
8. 2026-06-08
   days on market $310,000 Active 299 DOM
9. 2026-06-07
   days on market $310,000 Active 298 DOM
10. 2026-06-05
    days on market $310,000 Active 295 DOM
11. 2026-06-03
    days on market $310,000 Active 294 DOM
12. 2026-06-02
    days on market $310,000 Active 293 DOM
13. 2026-06-01
    days on market $310,000 Active 292 DOM
14. 2026-05-31
    days on market $310,000 Active 291 DOM
15. 2026-02-18
    price $310,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

16. 2026-01-31
    price $325,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

17. 2026-01-19
    price $350,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

18. 2026-01-10
    price $360,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

19. 2025-12-23
    price $370,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

20. 2025-12-22
    price $375,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

21. 2025-11-11
    price $380,000 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

22. 2025-08-12
    listed $385,000 Active 1349-char remark

    Show marketing remark (1349 chars)

    Well built 2 Separate spacious houses on one acre! Lovely 2 Bedrooms with 1 Bath with 1,126 s. f. living area and the other 1 Bedroom with 1 Bath with 910 s. f. of living area. Both with covered decks/lanais. The 2 bedroom has a large open cathedral ceilings throughout with great room which includes kitchen area; living room; and dining area. Front Exterior Deck includes a storage room and private from other house. The 1 Bedroom has lovely living room; galley kitchen & laundry area with natural lighted windows. The separate dining room is divided by artful divider. Large roomy shower and bathroom with closet. Lovely succulent garden areas from the entrance to several exterior locations invite your heart to enjoy! Carport and 10,000 gallon water tank with UV system, all under roof, is ready for whatever need you're looking for. Both houses have spacious decks to enjoy the views quiet and cool ambiance. As both homes sit perched above the road enjoy natural privacy too. Many plantings from Ohia Lehua; Pines Trees; Rosemary; Succulents; Bromeliads; & more! Large backyard is ready for your dream landscape for grassy or xeriscape; to adding fruit trees; or protea flowers and hibiscus flowers. Well cared for property both inside and out, makes this an easy transition to enjoy and appreciate your new home sooner than later!

23. 2024-05-14
    historical
24. 2024-02-15
    listed $375,000 Active
25. 2024-01-19
    historical
26. 2023-10-05
    price $375,000
27. 2023-09-19
    listed $435,000 Active
28. 2023-06-04
    historical
29. 2023-03-27
    price $460,000
30. 2022-11-02
    listed $480,000 Active
31. 2022-01-24
    historical
32. 2022-01-17
    listed $380,000 Active
33. 2019-04-08
    historical
34. 2018-08-31
    status Active
35. 2018-08-31
    price $160,000
36. 2018-08-25
    historical
37. 2017-08-25
    listed $175,000 Active
38. 2017-05-29
    historical
39. 2017-05-04
    listed $175,000 Active
40. 2017-04-02
    historical
41. 2016-10-01
    listed $185,000 Active
42. 2016-06-22
    historical
43. 2016-04-15
    price $210,000
44. 2016-02-09
    price $270,000
45. 2015-12-28
    listed $290,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $35,000
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − Depreciation: −$9,018
• Taxable loss: −$3,183
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $2,706/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hawaii Department Of Education
• NCES district ID: 1500030
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $69,005
• Composite: 37.07/100
• National rank: #4504
• State rank: #1 of 1 in HI

Livability — Hawaiian Ocean View

• Score: 48/100
• State rank: #151
• US rank: #26127

Category grades

Amenities F Commute F Cost of living B- Crime C+ Employment F Housing C- Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Ocean View, HI
• City population: 3,781
• Population (ZIP): 3,781

Population outlook (Hawaii County) Hauer SSP2

• Today (2025): 220,733 people
• By 2030: 232,156 · +5.2%
• By 2040: 252,486 · +14.4%
• By 2050: 272,703 · +23.5%
• By 2075: 332,113 · +50.5%
• By 2100: 398,342 · +80.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 10%
• Common ancestry: Portuguese 5% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Hawaii

• 2024 margin: Strong D (+28.3) · D 63.0% · R 34.7% · Other 2.3%
• 2008→2024 swing: -25.4pp toward R · 2008: 53.7pp · 2024: 28.3pp
• All cycles: 2024: D+28.3 2020: D+36.2 2016: D+36.6 2012: D+51.3 2008: D+53.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.9% since first listed

31 events — show timeline

• 2026-02-18 Price Changed $310,000 HI Information Service
• 2026-01-31 Price Changed $325,000 HI Information Service
• 2026-01-19 Price Changed $350,000 HI Information Service
• 2026-01-10 Price Changed $360,000 HI Information Service
• 2025-12-23 Price Changed $370,000 HI Information Service
• 2025-12-22 Price Changed $375,000 HI Information Service
• 2025-11-11 Price Changed $380,000 HI Information Service
• 2025-08-12 Listed $385,000 HI Information Service
• 2024-05-14 Listing Removed — HI Information Service
• 2024-02-15 Listed $375,000 HI Information Service
• 2024-01-19 Listing Removed — HI Information Service
• 2023-10-05 Price Changed $375,000 HI Information Service
• 2023-09-19 Listed $435,000 HI Information Service
• 2023-06-04 Listing Removed — HI Information Service
• 2023-03-27 Price Changed $460,000 HI Information Service
• 2022-11-02 Listed $480,000 HI Information Service
• 2022-01-24 Listing Removed — HI Information Service
• 2022-01-17 Listed $380,000 HI Information Service
• 2019-04-08 Listing Removed — HI Information Service
• 2018-08-31 Relisted — HI Information Service
• 2018-08-31 Price Changed $160,000 HI Information Service
• 2018-08-25 Listing Removed — HI Information Service
• 2017-08-25 Listed $175,000 HI Information Service
• 2017-05-29 Listing Removed — HI Information Service
• 2017-05-04 Listed $175,000 HI Information Service
• 2017-04-02 Listing Removed — HI Information Service
• 2016-10-01 Listed $185,000 HI Information Service
• 2016-06-22 Listing Removed — HI Information Service
• 2016-04-15 Price Changed $210,000 HI Information Service
• 2016-02-09 Price Changed $270,000 HI Information Service
• 2015-12-28 Listed $290,000 HI Information Service